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BOSTON'S 
GROWTH 




BOSTON'S GROWTH 

A BIRD'S-EYE VIEW OF BOSTON'S INCREASE 

IN TERRITORY AND POPUIATION 

FROM ITS BEGINNING TO 

THE PRESENT 




PRINTED FOR THE 

STATE STREET TRUST COMPANY 

BOSTON, MASS. 



3 



COPYRIGHTED 
19 10 BY THE 
STATE STREET 
TRUST COMPANY 



COMPILED, ARRANGED 
AND PRINTED UNDER 
THE DIRECTION OF THE 
WALTON ADVERTISING 
AND PRINTING COMPANY 
BOSTON, MASS. 



CCU278777 



FOREWORD 



THE STATE STREET TRUST COMPANY 
takes pleasure in presenting its fifth monograph 
upon a subject relating to Boston's History. 

It gives, with the aid of maps, reproductions of old 
prints, and a brief explanatory text, a bird's-eye view 
of what Boston was territorially and how it has at- 
tained its present size. It is impossible to deal fully 
with the subject within the limits of so small a book. 
To tell the story in detail would require volumes. 

This brief presentation shows, however, many of 
the salient features of the growth of the shore line 
of Boston proper and incidentally summarizes what 
has been accomplished in the districts beyond the 
peninsula. It also gives the population of the city 
at various periods. 

The subject is of much interest because of the 
consideration of adding further territory to the city, 
so that it will truly become a Greater Boston. 

Thanks are due to Mr. Edward W. McGlenen, City 
Registrar, and to Dr. Edward M. Hartwell, City Stat- 
istician, for their courtesy in facilitating the preparation 
of this work, and also to Mr. Charles E. Goodspeed 
for permission to use the Park Square print. 



[3] 



BOSTON'S GROWTH 




SINCE the days of William Blackstone, the first 
white inhabitant, Boston has undergone many 
changes, but none has been greater than that in 
its shape and size. Possibly no city in the world has 
altered more the physical conformation of its site. 

By levelling and filling, the original peninsula, upon 
which William Blackstone settled in the spring of 
1625 and to which in the summer of 1630 he invited 
John Winthrop and his companions, has almost 
trebled in area, and has so changed its water front 
that hardly a foot of the shore line of the old Boston 
remains. One may obtain an idea of how extensive 
the filling has been from the fact that the original 
peninsula, from the neck north of the line of Dover 
Street, comprised four hundred and eighty-seven acres, 
and from the Roxbury line to Dover Street two hun- 
dred and ninety-six acres, making a total area of 
seven hundred and eighty-three acres for Boston 
proper, as it was before any filling of the coves and 
creeks which indented its shores. The area has since 
been increased by the addition of one thousand one 
hundred and twenty-one acres of filled land to one 
thousand nine hundred and four acres. 

[5] 



BOSTON'S GROWTH 

In 1634 William Blackstone sold for £30 that part 
of his farm now known as the Boston Common, then 
about fifty acres, and relinquished any rights that he 
had in the original peninsula to the town, consisting of 
John Winthrop and others who had accepted William 
Blackstone's invitation to settle upon his peninsula. 
The value of real estate on April 1, 1910, for the city 
of Boston was $1,118,989,100. 

CONFORMATION OF THE ORIGINAL 
PENINSULA. 

A glance at Boston as it was is necessary to appre- 
ciate the nature and extent of the filling and levelling 
process that has so transformed the city. And it is 
easy from the journals of the early visitors, so full of 
descriptions of Boston are they, to picture the peninsula 
as it was when William Blackstone lived in his small 
cottage about where the Puritan Club now stands on 
Beacon Street and near that projection of land on the 
Charles River subsequently known as Blackstone Point. 

The description will also present Old Boston as it 
was during the days of John Winthrop and the early 
settlers and almost up to the beginning of the nine- 
teenth century, because it was not until about 1804 
that extensive fillings began. Although it is impossi- 
ble to ascertain why the Indians called the peninsula 
Shawmut, it is known that the English at Charles- 
town, whence Winthrop and his companions came, 

[6] 



BOSTON'S GROWTH 

called it Tramount, or Trimoimt, because of the three 
sharp peaks of Tramount, or Beacon Hill, which sil- 
houetted themselves against the sky. It received the 
name Boston by an act of the General Court, Septem- 
ber 7, 1630, and was so called in honor of Boston, St. 
Botolph's Town, England, whence many of the settlers 
came. 

As described by one of the earliest visitors: — 
"Boston is two miles N. E. of Roxbury. His sit- 
uation is very pleasant, being a peninsula hemmed in 
on the south side by the Bay of Roxbury and on the 
north side with the Charles River, the marshes on 
the back side being not half a quarter of a mile over; 
so that a little fencing will secure their cattle from the 
wolves; it being a neck and bare of wood they are not 
troubled with these great annoyances, wolves, rattle 
snakes and mosquitoes. This neck of land is not 
over four miles in compass, in form almost square, 
having on the south side a great broad hill [Fort Hill], 
whereon is planted a fort which can command any 
ship as she sails into the harbor. On the north side 
is another hill [Copp's Hill] equal in bigness, whereon 
stands a windmill. To the northwest is a high moun- 
tain with three little rising hills on the top of it, 
wherefore it is called the Tramount [Beacon Hill]. 
This town, although it be neither the greatest nor the 
richest, yet is the most noted and frequented, being 
the centre of the plantations where the monthly courts 
are kept." 

[7] 



BOSTON'S GROWTH 

ISLANDS OF BOSTON. 

Hills, dales, and lowlands covered the peninsula. 
At extreme high tides it became an island by the sea 
washing over Boston Neck, the narrow strip of land 
that connected it with the mainland at Roxbury. 
At the head of the peninsula stood Copp's Hill. Fur- 
ther to the west was Trimount, with the three peaks 
later known as Mount Vernon, Gentry or Beacon, 
and Cotton or Pemberton Hills. South of Copp's Hill 
and overlooking the sea was Fort Hill, early crowned 
with a fort for protection against invaders. Numer- 
ous brooks and creeks, fed by the springs of the 
peninsula, indented its shores. Along the line of the 
present Blackstone Street flowed Mill Creek, connect- 
ing what was subsequently the Mill Pond, or North 
Cove, with the Town, or Great, Cove, both now filled 
in. It made Copp's Hill an island. Another creek ran 
into the heart of the peninsula to about where Federal 
and Franklin Streets now are. 

A century and a half after its settlement so little had 
the conformation of Boston changed that the British 
were able to dig a moat through the neck in front of 
their fortifications at Castle Street. The most pre- 
cipitous part of Boston's shore line was in the neigh- 
borhood of Beacon Hill, and between it and the 
Charles River was a spur known as West Hill which 
formed part of Blackstone Point. The greatest of 
the indentations of Boston was the marsh land now 

[8] 



BOSTON'S GROWTH 

covered by the Back Bay, which extended approxi- 
mately from a point on Beacon Street between Charles 
and Spruce Streets to Commonwealth Avenue and 
Beacon Street in one direction and from the Charles 
River to Washington and Dover Streets in another. It 
comprised in all about five hundred and seventy acres. 

WEST, NORTH, AND TOWN COVES. 

The West Cove ran along the northwestern part of 
the peninsula, from Poplar and Brighton Streets to 
Revere and Charles Streets, comprising about eighty 
acres. At the northern end of the peninsula, running 
well into the mainland, from the Charlestown Bridge 
and Prince Street to Barton and Lowell Streets, was 
the Mill Pond, or North Cove, containing seventy 
acres. The northern shore of the North Cove in- 
cluded all of what is now Haymarket Square, covered 
Endicott Street, Thacher Street, North Margin, South 
Margin, and Lowell Streets, and penetrated to the 
rear of Baldwin Place almost to Salem Street and to 
Sudbury at Portland Street. Separating it from the 
bay was the Causeway, a foot - path used by the 
Indians on a more elevated part of the marsh and 
which a Mr. Crabtree early raised and widened into a 
dam. 

The Town Cove was on the east, and was known 
also as the Great Cove. It contained one hundred 
and twelve acres, and extended from about the junc- 

[9] 



BOSTON'S G R W T II 

tion of Commercial and Salutation Streets to Belcher's 
Lane. It was the port of the early colonial town, 
wherein were gathered most of the shipping interests. 
The Town Cove L\y between the headlands of Copp's 
and Fort Hills, reaching inland to Franklin and Fed- 
eral Streets, to Kilby and State Streets, and to Dock 
Square. South of the Town Cove and comprising 
one hundred and eighty-six acres was the South Cove, 
a part of Roxbury Bay, and extending from about 
the corner of Atlantic Avenue and East Street to near 
the junction of Albany and East Brookline Streets, 
In a broad way, it was bounded on the north by 
AVindmill Point and on the south by the head of the 
bridge to South Boston. 

ORIGINAL SHORE LINE. 

As accurately as it can be traced from the old maps, 
the shore line of the original peninsula would follow 
or touch these streets of the Boston of to-day, begin- 
ning at Boston Neck where Dover Street now crosses 
Washington Street. At this part of the peninsula the 
high tides often overflowed from the South Cove, or 
Roxbiny Bay, to the marshes of what is now Back 
Bay:—' 

Following the neck, the shore line ran between 
Washington Street and Harrison Avenue, finally touch- 
ing Washington Street where Washington now crosses 
Kneeland, and then, swinging to the east, crossed 

[10] 



BOSTON'S GROWTH 

Beach at Harrison Avenue. The bay washed the 
Beach Street end of Oxford, Edinboro, Kingston, 
Lincohi, and South Streets, and covered East Street 
to the corner of Atlantic Avenue. 

Turning northerly, the beach line followed Atlantic 
Avenue to the corner of Summer Street, and then ran 
easterly between Atlantic Avenue and Purchase Street, 
crossing Gridley and Pearl Streets at Purchase Street, 
so that the site now occupied by the South Station 
was originally wholly under water, as well as much of 
the adjacent territory. 

Going east again, the line of shore touched Atlantic 
Avenue at Oliver Street, and then followed Atlantic 
Avenue to Belcher Lane. The shore then went 
northwest along the line of Broad Street to Battery- 
march Street and curved sharply to the south, cross- 
ing Oliver, Pearl, and Congress Streets, and reaching 
Franklin at the corner of Federal. It then curved 
sharply to the north, crossed Federal, Congress, and 
Milk Streets, and touched Post-office Square along 
Congress Street. The beach line swung across Water 
Street, where the Post-office and National Shawmut 
Bank now stand at the corner of Water and Congress 
Streets, and, still curving to the east, reached the pres- 
ent line of Kilby Street, along which it then went 
northerly. 

The bay covered State, then Market Street, at the 
corner of Kilby, and thence the beach line followed 
Merchants Row to Dock Square. It is evident, 

[11] 



BOSTON'S GROWTH 

therefore, that Oliver Street on one side and Kilby 
on the other marked the beginning of a long, narrow 
indentation where the bay reached to Franklin and 
Federal Streets. Orange Avenue, Dock Square, Elm 
and Blackstone Streets, Salt Lane, North Centre 
Street, and North Street were all av ashed by the 
bay. 

Leaving the line of North Street at Ferry, the beach 
bent westerly, following Commercial Street to Charles- 
town Bridge and Wasliington Street North. Then 
the shore made a curve to the east, almost touching 
Prince and Salem Streets and reaching Blackstone 
and Union Streets again at Hay market Square. It 
then crossed Friend and Portland Streets at Sudbury, 
and reached Bowker Street. Here the bay went 
westward to Lyman Street, covering Merrimac and 
South Margin Streets, and thence along the line of 
Wall Street, crossing Minot, Willard, and Barton 
Streets, to Leverett. This sweep from the Charles- 
town Bridge to Barton Street made the North Cove, 
also known as the Mill Pond. 

Brighton Street marked another curve of the bay 
line, which turned here to the southeast, covering most 
of the land where the Massachusetts General Hospital 
now is, and also the line of Anderson Street. It 
crossed Cambridge Street at the corner of Anderson, 
and then, bearing west again, touched Charles Street. 
Turning east, it crossed Branch Street and reached 
the Boston Common, covering the southwesterly part 

[12] 



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BOSTON'S GROWTH 

of the Common and all of Charles Street to Park 
Square and all of what is now the Public Garden. 

From Park Square the shore line curved to the 
east between Pleasant and Church Streets, crossed 
Shawmut Avenue at Osborn Place, and touched the 
neck again at Cherry and Washington Streets, and 
followed closely the line of Washington Street to 
Dover. 

ORIGINAL LIMITS. 

As the original peninsula early proved inadequate 
to meet the needs of the settlers for tillage, pasturage, 
and wood, a desultory filling of the creeks and shores 
of the marshes by individuals soon began, but there 
is no clear record of the date and the extent of these 
early reclamations. 

The earliest fillings began at the head of the creeks 
and the coves, and one of the first to be reclaimed was 
the land at the head of the creek where Post-office 
Square now is. Reclamation also took place about 
Dock Square. 

Boston also reached out for outlying territory, and 
in the colonial period exercised jurisdiction over some 
seventy thousand acres, while its present limits com- 
prise but twenty-seven thousand three hundred and 
sixty-four acres, including flats and water. If the 
movement for the purpose of consolidating adjoining 
towns into Greater Boston is successful, the greater 
area will be far less than Boston's original limits. 

[14] 



BOSTON'S GROWTH 

To the town were early granted many of the islands 
in the harbor, Muddy River, now Brookline, Mount 
Wollaston, Chelsea, the land east of the Neponset 
River, afterward incorporated as Braintree, Ran- 
dolph and Quincy, and territory granted as follows 
by the General Court: — 

One thousand acres, October 16, 1660, for the use of 
a free school, laid out in the wilderness, or north of 
the Merrimac River, incorporated in Haverhill, 1664; 
three townships six miles square, or sixty-nine thou- 
sand one hundred and twenty acres in all, June 27, 
1735, in abatement of the province tax (these townships 
later became the towns of Charlemont, Colerain, and 
Pittsfield, Boston selling its interest in them June 
30, 1736); a township of land in Maine, containing 
twenty-three thousand and forty acres, was granted 
on June 26, 1794, to build a public hospital, and was 
sold by the city, April 6, 1833, for $4,200; Muddy 
River was set off as Brookline on November 13, 1705; 
Rumney Marsh, as the town of Chelsea, January 8, 
1739. The principal dates at which the towns were 
annexed or set off from Boston were as follows: — 

November 13, 1705, part of Boston called Muddy 
River established as Brookline, 

January 10, 1739, part of Boston called Winnissimet, 
Rumney Marsh, and Pullen Point (excepting Nod- 
dle's Island and Hog Island) established as Chelsea. 

March 6, 1804, part of Dorchester known as Dor- 
chester Neck or South Boston annexed to Boston. 

[15] 




VIKW OK THE SOUTH END OK B0S10N,IN NEW ENGLAND, AMERICA, AND OK 
THE NECK, TAKEN FROM THE HILE NORTHEAST OF THE COMMON. 

(From a sketcli by R. Byron.) 




VIEW OF THE NORTH END OF BOSTON. IN NEW ENGLAND, AMERICA, AND 

OF CHARLESTOWN, TAKEN FROM THE HILL WESTWARD OF THE BEACON. 

(From a .sketch by R. Byron.) 



BOSTON'S GROWTH 

February 23, 1822, Boston incorporated as a city. 

March 4, 1822, the act accepted by the town. 

May 21, 1855, part of Dorchester known as Washing- 
ton Village annexed to Boston. 

January 5, 1868, Roxbury annexed to Boston. 

January 3, 1870, Dorchester annexed. 

January 5, 1874, acts of annexation to Boston of 
Charlestown, Brighton, and West Roxbury took 
effect. 

April 13, 1894, bounds between Boston and Brookline 
established. 

OLD MILL-DAMS AND THE BARRICADO. 

The outlying land did, however, little to help the 
lack of space on the peninsula proper, so that the fill- 
ing in of the coves early began. This work was ulti- 
mately made much easier by the construction of numer- 
ous mill-dams, which were early erected to conserve 
the tidal water for grinding purposes. The Barricado 
along the front of the Town Cove, which later be- 
came the line of the old town wharves, helped in the 
filling of the Town Cove. 

This was a line of piles and stone-work built for 
defence against the Dutch, and ran from Scarlet's 
Wharf at the foot of Copp's Hill to South Battery 
at the foot of Fort Hill, with openings for vessels to 
pass. It enclosed and protected the Town Cove in 
which the shipping lay. Atlantic Avenue follows now 
substantially the line of the Barricado. 

To-day the greater part of the commercial section, 

[17] 



BOSTON'S GROWTH 

the residential section in the Back Bay, the largest 
portion of the railroad terminals, most of the great 
warehouses and wholesale business, and all of the 
wharves of Boston proper are on filled land. Much 
of the expansion of East and South Boston and 
Charlestown is also due to filling, and the growth of 
Boston in the future will be upon flats and marshes 
which are still to be filled. 



COLONIAL ORDINANCE INCENTIAE TO 
RECLAMATION. 

An old colonial order, reading "that in all creeks, 
coves, and other places about and upon salt water, 
where the sea ebbs and flows, the proprietor of the 
land adjoining shall have propriety to the low water 
mark," was responsible for the early individual effort 
to extend the shore by a reclamation of the marsh 
land. It offered an incentive in the shape of prop- 
erty rights to constant extension of the low-water 
mark, and as early as July 26, 1641, Robert Wing- 
was paid twenty bushels of corn by the town for 
looking to the low-water mark on Centry Hill. To 
this old ordinance go back the titles of many of the 
land corporations of Boston. 

The earliest reference to a filling is to be found in 
an ordinance supposed to \uive been passed by John 
Winthrop and nine others on March 7, 1634, which di- 
rected that a beacon be placed to gi\'e notice of stones 

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BOSTON'S GROWTH 

and logs that might be laid near the landing-places, 
the penalty for the violation being damages for any 
vessel injured thereon. 



CONSTRUCTION OF LONG WHARF. 

The first real enlargement of the city was the ex- 
tension of State Street by the construction of Long 
Wharf in 1709-10. Oliver Noyes and others were 
granted the necessary permission to build the wharf 
with sufficient common sewer from Andrew Fan- 
euil's Corner to the low-water mark. As finally com- 
pleted, the pier was of the width of Market, or Water, 
subsequently known as King Street, and finally called 
State Street, being thirty feet wide and having a space 
of sixteen feet in the middle for boats to load and 
unload upon, while the sea-wall end was reserved for 
a battery, should the town have cause to build one. 

The original name was Boston Pier. A foreign 
visitor described it as "a noble pier eighteen hundred 
to two thousand feet long with a row of warehouses 
on the north side for the use of merchants," and said 
that it extended far enough into the bay to admit of 
the unloading of ships of greatest burden. The con- 
struction of warehouses and shops on the north side 
of the wharf some time prior to 1722 made the pier 
a part of King Street. In fact, buildings on the pier 
were numbered before such was the general custom 
in the town. 

[20] 




SOUTH 



MAT OK THK ORIOINAI, rKNINSlLA. Slh\ 



[ E S 



RIVER 




Total Land Area of Boston Proper in 1 630- 783 Acres 
" •' " " " 1900-1876 " 

" " " " " 1910-1904 " 



]\G FILLINGS AND PRESENT SHORE LINE 



BOSTON'S GROWTH 

RECLAMATION OF THE BACK BAY. 

The most lucrative public improvement was the 
reclamation of the Back Bay section and its transfor- 
mation into one of the most beautiful residential 
sections in America. As in the case of other improve- 
ments, water power for mills was the purpose of its 
originator, Uriah Cotting, from whose persistence and 
executive ability the enterprise sprang, but at no time 
did he have in mind the ultimate use of the Back 
Bay as a site for residences. He organized and 
incorporated in 1814 the Boston & Roxbury Mill 
Corporation. By June 14, 1814, work had begun on 
the main dam. At that time the Back Bay was an 
expanse of water and marsh that extended from the 
foot of the Common to the uplands of Brookline 
and from the Charles River to the Boston Neck, 
and Boston's only connection with the mainland was 
by Boston Neck and Roxbury. 

Under its charter the corporation was empowered 
to build a dam known as the Mill Dam, following 
what is practically now the present line of Beacon 
Street, from the end of Beacon Street at Charles, to 
Sewall's Point at Brookline; and also a cross dam 
along what is now the present line of Brookline Avenue 
from the main dam to Gravelly Point in Roxbury. 
Permission was also given to construct roadways on 
each dam and to levy tolls for their use. A further 
provision granted permission to build a road from the 

[24] 



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BOSTON'S G R O W T R 

western end of the main dam to Punch Bowl Road! 
Tavern in Brookhne. The avenue thus opened along 
the Mill Dam was known as Western Avenue, and. 
later became the continuation of Beacon Street. 

Authority was granted to confine the tide-w\iter- 
within the area of the Mill Dam, to erect mills to^ 
run by water power, or to lease water power. The 
company had the right to confine the flood-tide within 
the area of the dam and to discharge into a so-called 
empty basin, Avhich was to be drained at ebb-tide,. 
The construction of this Mill Dam furnishes the first 
record of the importation of Irish laborers. Parker 
Hill quarry furnished the stone. The opening of the 
dam w as made of considerable civic importance, there 
being a parade and reception by the city fathers. 

The flood basin really comprised the whole of the 
Back Bay from Punch Bowl Road, now Brookline 
Avenue, to the Public Garden. The purpose of the 
corporation originally was to cut a channel through 
the Boston Neck to drain the Back Bay into the South 
Bay. A channel was to be cut at Boston Neck about 
where the present Dover Street Bridge is, and a dam 
built, which would have completed the entire plan. 
Tidal mills were erected to use the water power created. 



[^26] 



E O S T O N ' S GROWTH 



OPPOSITION TO PROJECT AND CONTRO- 
VERSIES OVER RIGHTS. 

At first there was much opposition to Mr. Cot- 
ting's plans, and on June 10, 1814, in the Daily Ad- 
vertiser, a citizen under the signature "Beacon Street" 
wrote a letter protesting against "converting the 
beautiful sheet of water, which skirts the Common, 
into an empty muddy basin, reeking with filth, ab- 
horrent to the smell and disagreeable to the eye." 
Although Cotting began the work, he died before its 
completion, and under Colonel Loammi Baldwin, his 
successor, the Mill Dam was completed July 2, 1821. 
The plan relative to Dover Street was not carried out. 

The Mill Corporation in 1824 was divided, and the 
Boston Water Power Company was chartered to pur- 
chase and hold any water power of the Mill Cor- 
poration. The directors in both companies were the 
same. In 1832 the Boston W'ater Power Company 
took the city mills' entire water power and all lands 
south of the main dam, while the Boston & Rox- 
bury Mill Corporation retained the roads and prop- 
erty north of the dam. 

Controversies soon arose between the Mill Corpora- 
tion, the city of Boston, and owners of the uplands bor- 
dering the basin, as to the extent of flowage rights. 
The right of owners abutting on the marsh lands, cov- 
ered at high tide, to fill and thus exclude fiowage was 
a further cause of controversy. These controversies 

[27] 



BOSTON'S GROWTH 

were finally compromised, and in 1832 the Supreme 
Court established the right of the Mill Corporation. 
When, however, the Boston & Providence and the Bos- 
ton & Worcester Railroads, incorporated in 1831, pro- 
jected their roads across the water basin of the Boston 
Water Power Company, the latter's stock depreciated 
fifty per cent., and strenuous objections were offered 
against the laying out of the roads. After some con- 
troversy the railroads succeeded in securing the con- 
cessions thev desired. 



BACK BAY BECOMES PUBLIC NUISANCE. 

In the mean time the conditions of the Back Bay be- 
came a public nuisance. The city, prior to 1827, had 
held in fee about one hundred acres of land, and for 
permission to drain into the corporation basin from 
the adjoining territory ceded this land to the Boston 
& Roxbury Mill Corporation. The result was the erec- 
tion of buildings in the surrounding territory of Church 
and Suffolk Streets at a grade which would drain into 
this basin, increased, and conditions became so bad 
that the Back Bay was characterized as *'an open 
cesspool." 

The State under riparian rights claiming the terri- 
tory, the city refusing to relinquish any of its claims, 
and the rights and privileges of the two corporations 
also being in dispute, a commission was appointed by 
the State, which in 1852 made a report, recommending 

[29] 



BOSTON'S GROWTH 

that the Corporations should be released from the obli- 
gations of their rights to forever maintain mill and 
water rights, and be permitted to use their property 
for land purposes. It advised that all filling should be 
done with clean gravel, a perfect drainage system 
maintained, the streets constructed should be wide 
and ample, and the Mill Dam, or Western Avenue, 
and all roads in the territory should eventually be free 
highways. The fiats north of the Mill Dam were in- 
cluded in these improvements. It was further recom- 
mended that the receiving basin should be filled and 
laid out, and so disposed of as to secure for it a healthy 
and thrifty population. And, to prevent the territor\^ 
becoming an abode of filth, the commission in conclu- 
sion advised that the filling be done by authority and 
under the direction of the State. 

The agreement between the Boston Water Power 
Company, the Boston & Roxbury Mill Corporation, 
and the State, divided the lands so that the State 
became the possessor of the unfilled lands north of an 
east and west line, starting near the present New York, 
New Haven & Hartford Railroad depot, and south of 
the ]Mill Dam, while the other companies took the 
rest. Nothing, however, was done, and the nuisance 
continued to grow until 1856, when an agreement was 
entered into between the State, the city, which resisted 
all attempts to deny its rights, and the corporations. 
It called for the building of the sewer on Camden 
Street and the filling in of the lands of the Corpora- 

[30] 



BOSTON'S GROWTH 

tion. It was not, however, until 1864, that another 
agreement, known as the Tripartite agreement, was 
signed, which concluded the final laying out of streets 
and led to the rapid prosecution of the work. 

The area thus filled by the agreement amounted to 
about one hundred and eight acres of public property, 
four hundred and sixty-two acres belonging to private 
owners and corporations. The filling cost, in the ag- 
gregate, $1,640,300.49, and yielded a gross income 
from land sales, exclusive of all gifts of land, of 
$4,708,936.28. The average price of land sold was 
$3.21 a foot; the highest price, $5 a foot; and the 
lowest, $2.75 a foot. In all about five hundred and 
seventy acres were added to the city during the years 
of the filling from 1857 to 1894. 

FILLING OF THE NORTH COVE OR MILL 

POND. 

The history of the North Cove, or Mill Pond, begins 
on July 31, 1643, when it was granted to Henry 
Simonds, John Button, and others, with three hundred 
acres at Braintree. Permission was conveyed to dig 
one or more trenches at Mill Creek and to bridge it 
at Hanover and North Streets with the old stipula- 
tion that attended all these dam rights, that one or 
more corn-mills be erected and maintained. The pro- 
prietors were also permitted to maintain a gate ten 
feet in width at the dam for mill purposes, but it was 

[31] 



BOSTON'S GROWTH 

ordered that at flood-tide the gate must be open for 
the passage of boats, so that they could arrive at their 
ordinary landing-places. 

Mills were erected at the west end of the creek and 
at either end of the Causeway. A grist-mill and a 
saw-mill stood at what is now the junction of Thacher 
and Endicott Streets, and a little distance beyond a 
chocolate mill was later erected. Mill Creek, which 
cut off that part of the peninsula at the north to which 
in times past the name Island of Boston was given, 
became in process of time a canal with walls of stone 
wide and deep enough to permit the passage of boats 
as large as sloops from the harbor on the east to the 
river on the west. This right of passage through the 
creek had been carefully reserved in the grant to 
Simonds. The canal, or Mill Creek, eventually became 
a part of the Middlesex Canal Extension, which was 
incorporated in 1793, and at the time its use was dis- 
continued by vessels had an average width of about 
twenty feet. It was crossed by the old mill bridge 
at Hanover Street, while at North Street was a draw- 
bridge, from which that street was sometimes called 
Drawbridge Street. Blackstone Street is now built 
upon the line of the original creek. 



[32] 



BOSTON'S GROWTH 

MILL POND CORPORATION. 

As the heirs of the original proprietors increased, 
the Mill Pond Corporation was chartered in 1804 to 
succeed to their rights, and steps were at once taken 
for the filling in of the Mill Pond. The original obli- 
gation to maintain the mills and bridges forever was 
repealed by a vote of the town in 1807. Permission 
was given to fill up the Mill Pond, and use the soil of 
Copp's and Beacon Hills for the filling. A condition 
of the grant was that the town should receive one- 
eighth of all the lots so filled within twenty years. 
Much of the rubbish from the streets of the neighbor- 
hood, as well as material from the hills, also found 
its way into the Mill Pond. An idea of the amount 
of material that went into this cove, which took twenty- 
five years to fill, the work beginning in 1807, may be 
learned from the fact that at the beginning of the ex- 
cavation of Beacon Hill for the Mill Pond the crest of 
the hill was level with the rail at the base of the State 
House dome, one hundred and thirty-eight feet above 
tide-water, and was graded down almost eighty feet, 
or to its present level, in the supplying of the mate- 
rial for the fill. 

A great deal of the work was done between 1824 
and 1829. iVbout seventy acres were added to Boston, 
including about twenty acres of street surface, leav- 
ing fifty acres for building lots, of which the town by 
agreement received one-eighth. Much land has since 

[33] 



BOSTON'S GROWTH 

been added beyond the Causeway by tlie railroad 
companies filling in the adjoining flats and by erecting 
pile structures over the Charles River. On the filled 
land of the old Mill Pond are now located the ter- 
minals, freight and passenger, of the Boston & Maine 
Railroad, the offices and warerooms of the steel and 
iron industries, the large baking and confectionery in- 
terests, and other enterprises in that vicinity. 

RECLAMATION OF THE TOWN COVE. 

After the completion of Long Wharf little was done- 
to extend the city in the vicinity of the Town Cove 
until 1780, when there was further filling around Dock. 
Square and about the foot of Merchants Row. Under 
the administration of Josiah Quinc3% between 1823 
and 1826, an extensive public improvement took 
place in the vicinity of Dock Square. This was the- 
filling in about the Town Dock in the neighborhood 
of Faneuil Hall, and the erection on the made land 
of a granite market-house, now Quincy Market, twO' 
stories high, five hundred and thirty-five feet long,, 
fifty feet wide, covering twenty-seven thousand feet 
of land, and costing $150,000. Six new streets were 
added to Boston,— South Market Street, North Mar- 
ket Street, the street leading to Long Wharf now con- 
stituting a part of Commercial Street, Clinton Street, 
Roebuck's Passage, uow part of Merchants Row, and 
Chatham Street. 

[34] 



.15 O S T O N ' S GROWTH 

As the result of filling, one hundred and twenty- 
seven thousand scjuare feet of land and flats, and 
dock and wharf rights to the extent of one hundred 
and forty-two thousand square feet, were added to 
Boston. The initial cause of this improvement was 
the crowded condition of the City Hall market-place, 
and the total cost was about $1,100,000. Mayor 
Quincy personally secured many of the options on 
the different estates purchased. The increased real 
estate values, as well as the additional property se- 
cured by the city, more than paid for the whole im- 
provement. The accompanying map shows the extent 
of the work. A gradual extension was made in the 
direction of the bay, until finally the land was com- 
pletely filled to the line of Atlantic Avenue. Com- 
mercial Street was completed in 1829, Fulton Street 
some years later. 

Atlantic Avenue was projected in 1808, and the 
filling completed in 1874. The material of which 
Atlantic Avenue was made came from the cutting 
down of Fort Hill, which was originally an eminence 
fifty feet high. With the exception of Washington 
Street, this avenue was one of the most expensive 
streets ever laid out by Boston, the total cost being 
$2,400,000. The material was brought in cars and 
dumped on the old docks along the line of the Barri- 
cado, and it is estimated one hundred and eighty- 
seven thousand five hundred and seventy cubic yards 
were filled in between low and high water mark along 

[35] 



BOSTON'S GROWTH 

the line of the avenue. The fiUing completed the 
reclamation of the one hundred and twelve acres of 
the Town Cove, levelled the thirteen acres of Fort 
Hill, and yielded valuable business land along the 
main harbor front of the city. In the section origi- 
nally the site of the Town Cove are now to be found 
the market district of the city, the Custom House, 
much of the warehouse district of Atlantic Avenue 
and the coastwise steamship companies, the prod- 
uce exchange, and much of State Street, now as al- 
ways the financial section of the city. 

PUBLIC GARDEN. 

Another public improvement under the adminis- 
tration of Mayor Quincy was the securing for the city 
of the valuable tract now known as the Public Garden. 
This had been granted in the year 1794 to the pro- 
prietors of the rope-walks between Pearl and Atkinson 
Streets during a time of great excitement occasioned 
by the burning of these rope- walks, which had endan- 
gered the town. Accordingly, the rope-walks were 
moved to the site of the Public Garden, which was 
then known as the rope-walk lands. There were five 
rope-walks, and they stretched about three-fourths of 
the distance along Charles Street in the direction of 
Beacon. In their new location the rope- walks were 
again burned in 1806, and an agitation was started 
for their renewal. Although the original grant to the 

[36] 



BOSTONS GROWTH 

rope-walk proprietors was a conditional one, it became 
necessary for the city to secure from them a quit- 
claim before it could take title to the property that 
it had formerly owned. Release to the whole tract 
was given by the rope- walk proprietors for $55,000. 
A vote of the citizens, December 27, 1824, denied the 
right of the City Council to sell the lands, and declared 
that they should be forever kept open and free of 
buildings for the use of the citizens. Thus was es- 
tablished the Public Garden. 

SOUTH COVE AND THE SOUTH COVE 
ASSOCIATES. 

The South Cove development was due to the enter- 
prise of the South Cove Associates, who were incor- 
porated in 1833 with a capital of $414,500, the stock 
of which was divided into five-hundred-dollar shares. 
They bought two million three hundred and seventy- 
five thousand square feet of flats at an average price 
of twelve cents per foot, together with such marsh 
and upland at Roxbury as were necessary to protect 
their rights. Work was begun in 1836, and by No- 
vember, 1839, fifty -five acres had been reclaimed, 
and seventy-seven finally added to the city at a cost 
of $316,084. Material for the fill came from Roxbury 
and Dorchester in boats and from Brighton by rail- 
road. The fill required one million five hundred 
thousand cubic yards, and involved the construc- 

[37] 



BOSTON'S GROWTH 

tion of three hundred and eighty feet of sea wall, and 
three miles of new streets. The Old Colony Rail- 
road bought the land where the New York, New Haven 
& Hartford terminal now is, paying for its land in 
stock. The United States Hotel, subsequently sold, 
was erected on their land by the South Cove Associ- 
iites. The filling of the South Cove rescued from the 
tide-water all of the low land east of Harrison Ave- 
nue from Essex Street to South Boston Bridge, and 
added to Boston a territory almost twice the size of 
the Common. Further filling in the South Cove was 
carried on in 1847 under the administration of Mayor 
Josiah Quincy, Jr., who was given authority to con- 
tract for filling the marsh lands known as South Bay 
on the southerly side of Boston Neck. 

FRONT STREET CORPORATION. 

The Front Street Corporation, composed of persons 
owning estates east of Washington Street and south 
of Beach, received its charter in 1804. It constructed 
a street parallel with W^ashington Street, called Front 
Street, now Harrison Avenue, and the owners of the 
intervening flat lands did their own filling. The filling 
began in Maj^ 1804, and was completed in October, 
1805. The cost was $65,000, and nine acres were 
added to the city. Additional filling also occurred 
in this section on lands which the city owned. The 
jnaterial for the filling was from the excavation of 

[38] 



BOSTON'S GROWTH 

Fort Point Channel, South Bay, and the gravel bank 
near Willow Court, as well as from gravel pits further 
away. Oliver Street was laid out by the city between 
1847 and 1866, and Harrison Avenue became the main 
thoroughfare of this section. On the filled land of 
the South Cove are to be found the large railroad 
yards and depot of the New York, New Haven & 
Hartford system, many of the city buildings, mills, 
factories, and lumber interests; and here, too, the 
congested wholesale district finds an outlet. 

HOW THE WEST COVE WAS RECLAIMED. 

A sea wall along the line of the Charles River, west 
of the present line of Brimmer Street, made compara- 
tively easy the filling in of the West Cove, particu- 
larly as most of the material for the filling came from 
the cutting down of West Hill and the dumping of 
city ashes from Charles Street and the vicinity into 
the area between the sea wall and the shore line. 
The work was begun in 1803, and was carried on in 
a desultory way until 1853, but between 1853 and 
1863 it was energetically pushed. Most of the work 
was completed before 1894. The section thus filled 
reached from Beacon Street to Lowell Street, and 
comprised an area of about eighty acres, which added 
$1,000,000 in assessed value to the city. A portion of 
the filling on the flats west of Charles Street was car- 
ried on by the Mount Vernon Proprietors, who suc- 

[39] 




Land reclaimed \ 
Flats available to he \_ -J 



MAP SHOWING LAND RKCLAIMKD AND LAND AVAILABLE FOR RECLAMATION. 



BOSTON'S GROWTH 

ceeded after various sales to the estate of John Single- 
ton Copley, the artist, who owned eighteen acres on 
the west side of Beacon Street. 



devet.op:\tfat of east bostox. 

To the foresight and perseverance of General William 
H. Sumner is due the development of Noddle's Island 
into that populous section which is now known as East 
Boston. Less than eighty years ago East Boston was 
a barren, treeless island, inhabited by one family and 
surrounded by marsh. It belonged to the mother of 
General Sumner. When he was but a youth of nine- 
teen, he conceived a plan for the development of East 
Boston, and commenced to discuss the necessary plans, 
though it was many years afterwards that the pro- 
ject actually took shape. He had hoped at his moth- 
er's death that it would fall to his share, but in 1810 
the estate was divided, and his sister inherited it. 

East Boston comprised the island known as Noddle's 
Island, — which was a part of the original town of Boston, 
which had been granted by the Colonial Court April 1, 
1623, to Samuel Maverick, — and Breed's Island. The 
area at the time of its annexation to Boston, Decem- 
ber 7, 1636, contained about six hundred and sixty- 
three acres. The marshes and flats surrounding it 
included one thousand five hundred acres. The General 
Court had already declared on May 13, 1640, that the 
neighboring island. Breed's Island, and marshes be- 

[41] 



BOSTON'S GROWTH 

longed to Noddle's Island. For a time General Sumner 
was content to manage the estate for his sister. Finally, 
however, he organized in May, 1833, the East Boston 
Company, raising the necessary money to buy the 
island, for $80,000. So little did a Mr. Williams, who 
was one of the tenant farmers who had grown rich on 
the island, think of the project of dividing it into city 
lots, that he refused, with derision, an offer of an 
acre if he would put up a house on it. 

In the laying out of the property, four acres were 
set apart for schools, engine-houses, and burying- 
grounds. The first dwelling-house was erected by Guy 
C, Haynes, and occupied by him in September, 1833. 
The first public sale of lands netted $86,000, a profit 
of $6,000 over the purchase price. The island had 
been valued the same year at $60,000. 

The aggregate area reclaimed by the East Boston 
Company is about two hundred and fifty acres, and 
the principal filling has been between 1880 and the 
present. Much work has been done on the Parkway 
lands by removing one hundred and eighty thousand 
cubic yards of earth from Eagle Hill, near Meridian 
Street, to these lands. 

Many of the flats around East Boston are in pro- 
cess of reclamation either by the State, the city, or 
railroad and private interests which own the involved 
territory. The location on the Main Ship, Gover- 
nor's Island and Winthrop Channels makes this land 
of much value to Boston. 

[42] 



BOSTON'S GROWTH 

RECLAMATIONS OF THE COMMONWEALTH 
AND OTHER FLATS. 

The reclamation of the Commonwealth Flats in 
South Boston began about the same time that the South 
Cove and Front Street corporations commenced to fill 
the opposite, or Boston, side of Fort Point Channel. 
Much of the refuse of the great Boston fire was used here. 
The section known as the Commonwealth Flats in 
South Boston is owned by the Commonwealth of Massa- 
chusetts, and contains about five hundred and ninety- 
three acres. It lies adjoining the main ship channel, 
and the filling is for the purpose of increasing Bos- 
ton's harbor facilities. 

A substantial sea wall, finished in January, 1894, 
had reclaimed and enclosed about two hundred and 
sixty-two acres of the Commonwealth Flats by an 
average fill of eighteen feet. The New York, New- 
Haven & Hartford Railroad already own eighty-seven 
acres, and the land will probably yield to the Com- 
monwealth a clear profit of from $3,000,000 to $4,- 
000,000. The whole section will probably furnish sites 
for warehouses, factories, and wharves. 

Work is also being done on the South Bay by the 
State, railroad, and private interests. Work is also 
in progress along the shore front of Charlestown. Re- 
cent notable fillings have been those of the Charles 
River Embankment and of the Charles River Basin. 
The development of the future will be in the nature 

[43] 



BOSTON'S 



GROWTH 



of increasing the harbor facilities. If all the possible 
improvements are carried out along the different lines 
that have been suggested, Boston Harbor develop- 
ments in the future will be very extensive. 

ORIGINAL AREA AND FILLING OF BOSTON IN ACRES. 
Corrected to September 1, 1910. 

[From Bulletin of the Statistics Department, City of Boston, Vol. XII., Nos. 4, 5 

and 6.] 

Total 

area to 

Original Filled Ward 

land. land. Land. Flats. Water. Lines. 

Boston Proper 783 1,121 1,904 — 400 2,304 

Annexed Territory: 
East Boston: 

Noddle's Island 650 110 760 200 36 996 

Breed's Island 785 — 785 21 123 929 

South Boston 1,333 538 1,333 586 93 2,012 

Roxbury 2,450 322 2,772 121 43 2,936 

Dorchester 5,600 9 5,609 530 92 6,231 

West Roxbury 8,075 — 8,075 — 45 8,120 

Brighton 2,664 1 2,665 — 94 2,759 

Charlestown 424 416 840 88 149 1,077 

22,764 2,517 24,743 1,546 1,075 27,364 



POPULATION AT DIFFERENT PERIODS. 

It will be interesting in conclusion to glance at some 
of the figures of population from the beginning to the 
present. 

The early population of Boston is in doubt, for all 
estimates prior to the beginning of the Federal Census 
in 1790 are only approximate. Thus the early esti- 
mated population was one hundred and fifty in 1638; 
in 1675, four thousand; in 1722, according to a census 

[44] 



BOSTON'S GROWTH 

taken by the town, it was ten thousand five hundred 
and sixty -seven; in 1765 a census taken by the Colony 
reported fifteen thousand five hundred and twenty; 
while ten years later a census taken by General Gage 
at the time of the British occupation in 1775 showed 
only six thousand four hundred and seventy-three. 
Between 1775 and 1776 there was quite an exodus of 
the families who desired to get out of Boston before 
its siege by the Patriots, so that the population in 
1776 as taken by the Colony was but two thousand 
seven hundred and nineteen. In 1781 it had jumped 
again to ten thousand, and in 1784 to fifteen thousand 
eight hundred and seventy-six, while in 1789 an es- 
timated census taken by the town shows seventeen 
thousand eight hundred and eighty. 

When the act was passed establishing the City of 
Boston on February 23, 1822, including annexations, 
the population of Boston was about forty-three thou- 
sand. The total number of votes cast at the town 
meeting to decide the question of whether Boston 
should become a city was four thousand six hundred 
and seventy-eight, of which two thousand seven hun- 
dred and ninety-seven voted "Yes" and one thousand 
eight hundred and eighty-one against the acceptance 
of the City Charter. Nine hundred and sixteen was 
therefore the majority by which Boston became a city. 

The following table shows the population of Boston 
proper, and its annexations from its beginning to the 
last census: — 

[45] 



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